629 – 639 Pacific Highway

18 REPORTS FROM OFFICERS – PLANNING AND
INFRASTRUCTURE DIRECTORATE
18.1 629-639 PACIFIC HIGHWAY, CHATSWOOD – PLANNING PROPOSAL
ATTACHMENTS: 1. IMPLICATIONS
2. COUNCIL DETAILED ASSESSMENT
3. COUNCIL ASSESSMENT OF DEPARTMENT OF
PLANNING AND ENVIRONMENT’S “A GUIDE TO
PREPARING PLANNING PROPOSALS”
4. PLANNING PROPOSAL CONCEPT PLANS
5. DRAFT DEVELOPMENT CONROL PLAN
PROVISIONS
6. PROPOSED WRITTEN AMENDMENTS TO
WILLOUGHBY LOCAL ENVIRONMENTAL PLAN
2012
7. PROPOSED WILLOUGHBY LOCAL
ENVIRONMENTAL PLAN 2012 LAND ZONING
HEIGHT OF BUILDINGS, FLOOR SPACE RATIO
AND SPECIAL PROVISIONS AREA MAPS
RESPONSIBLE OFFICER: IAN ARNOTT – PLANNING MANAGER
AUTHOR: CRAIG O’BRIEN – STRATEGIC PLANNER
CITY STRATEGY LINK: 6.2.1 A COMMUNITY THAT IS INFORMED OF KEY
COUNCIL POLICIES, SERVICES AND ACTIVITIES
AND CAN PARTICIPATE IN THE DECISION MAKING
PROCESS
MEETING DATE: 12 FEBRUARY 2018
1. PURPOSE OF REPORT
The purpose of this report is to seek endorsement for the forwarding of the Planning
Proposal for 629 – 639 Pacific Highway, Chatswood, to the Department of Planning and
Environment for a Gateway Determination under Section 56 of the Environmental Planning
and Assessment Act 1979 and proceed to public exhibition.
Members of the Sydney (North) Planning Panel should retire from Council Chambers during
consideration of the Agenda Item.
2. OFFICER’S RECOMMENDATION
That Council:
1) Support for public exhibition the Planning Proposal, as modified by Council,
and draft amendments to Willoughby Local Environmental Plan 2012:
a) To add Clause 4.4 (2D) as follows:
ORDINARY COUNCIL MEETING 12 FEBRUARY 2018
PAGE 360
ITEM – 18.1 629-639 Pacific Highway, Chatswood – Planning Proposal
2D. Subclause (2A) (b) (i) does not apply to any land shown in Area 8
on the Special Provisions Area Map, with affordable housing here
to be included in the gross floor area of the building for
determining the maximum floor space ratio of the building.
b) To add Clause 6.23 as follows:
6.23. Minimum commercial floor space within the Mixed Use zone
Land zoned B4 Mixed Use is to contain a minimum commercial
floor space component of 1:1.
c) To add Clause 6.24 as follows:
6.24 Design Excellence
“(1) The objective of this clause is to deliver the highest standard of
architectural, urban and landscape design.
(2) This clause applies to development involving the erection of a
new building on land shown in Area 8 on the Special Provisions
Area Map.
(3) Development consent must not be granted to development to
which this clause applies unless, in the opinion of the consent
authority, the proposed development exhibits design
excellence.
d) To amend the Land Zoning Map (Sheet LZN_004) for 629 – 639 Pacific
Highway, Chatswood, to B4 Mixed Use.
e) To amend the Height of Buildings Map (Sheet HOB_004) for 629 – 639
Pacific Highway, Chatswood, to 90 metres.
f) To amend the Floor Space Ratio Map (Sheet FSR_004) for 629 – 639 Pacific
Highway, Chatswood, to 6:1 (including affordable housing).
g) To amend the Special Provisions Area Map (Sheet SPA_004) to show 629 –
639 Pacific Highway, Chatswood, as Area 8.
2) Support for public exhibition the accompanying Development Control Plan
provisions specific to 629 – 639 Pacific Highway, Chatswood, subject to the
following amendments:
a) In Section 8, an amalgamation plan be included, requiring 629 Pacific
Highway and 639 Pacific Highway to be consolidated for redevelopment to
occur.
b) Amend Section 2 Building Form, A. Building Height and Floor Space Ratio,
Performance Criteria, Point 1 to read:
1. Provide a slender tower building form.
c) Delete Section 2 Building Form, A. Building Height and Floor Space Ratio,
Performance Criteria, Point 5.
ORDINARY COUNCIL MEETING 12 FEBRUARY 2018
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ITEM – 18.1 629-639 Pacific Highway, Chatswood – Planning Proposal
d) Amend Section 2 Building Form, A. Building Height and Floor Space Ratio,
Controls, Point 4 to read:
4. Provide a maximum podium height of 8 metres addressing the Pacific
Highway, Gordon Avenue and Hammond Lane.
e) Amend Section 5 Car parking and Access, Part A Provision, Controls to
add:
3. Opportunities should be explored to reduce on-site car parking
through the provision of shared residential visitor / commercial car
parking and car share spaces.
f) Amend Section 6 Design Excellence and Building Sustainability, Part B
Sustainability Criteria, Performance Criteria, to add”
6. A wind assessment is to be provided at Development Application
stage.
g) Amend Section 9 Substations to:
9. Substations and Services
h) Amend Section 9 Substations and Services, Controls, Point 1:
1. Substations to be provided within buildings, not within the streets,
open spaces or setbacks, and are to be designed to ensure protection
of residents from Electro Magnetic Radiation (EMR) emissions.
i) Amend Section 10 Public Art, Controls, Point 1 to read:
1. A development achieving an FSR uplift should contribute towards
public art in accordance with Willoughby’s Public Art Policy which may
include public art being provided on the site or a monetary contribution
for an installation elsewhere in the CBD.
j) Delete Section 11 Affordable Housing, Controls, Point 2.
k) Add Section 12 Overland Flooding
12. Overland Flooding
Performance Criteria
1. An overland flooding assessment is to be provided at Development
Application stage.
3) Request the proponent provide a revised traffic report prior to public
exhibition that:
a) Contains a high level assessment of trip distribution and mode choice.
b) Reconsiders retail trip generation, applying a first principles approach.
ORDINARY COUNCIL MEETING 12 FEBRUARY 2018
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ITEM – 18.1 629-639 Pacific Highway, Chatswood – Planning Proposal
4) Forward the Planning Proposal to the Department of Planning and
Environment seeking a Gateway Determination under Section 56 of the
Environmental Planning and Assessment Act 1979.
5) Advise the Department of Planning and Environment that the Planning
Manager, Mr Ian Arnott is nominated as delegate to process and finalise the
Planning Proposal.
3. BACKGROUND
The subject site is located within the expanded Chatswood CBD boundary identified in the
Chatswood CBD Planning and Urban Design Strategy endorsed by Council on 26 June
2017. The site has been recommended as a Mixed Use Zone with a maximum height of 90
metres and floor space ratio of 6:1 subject to the satisfaction of other Chatswood CBD
Planning and Urban Design Strategy requirements.
The Planning Proposal seeks to amend Willoughby Local Environmental Plan 2012 in
accordance with the Chatswood CBD Planning and Urban Design Strategy to rezone the site
to B4 Mixed Use, allow a building height of up to 90 metres and a Floor Space Ratio up to
6:1 (including affordable housing) on the site. Supporting Development Control Plan
provisions have also been provided.
4. DISCUSSION
The Planning Proposal is generally consistent with the recommendations of the Chatswood
CBD Planning and Urban Design Strategy as endorsed by Council on 26 June 2017. This is
discussed in the Detailed Assessment at Attachment 2. In addition the Planning Proposal
has been assessed with regard to the criteria contained in the Department of Planning and
Environment’s ‘A Guide to Preparing Planning Proposals’ and is generally satisfactory (Refer
to Attachment 3).
The above Council reports have considered the proponent’s documentation supporting the
Planning Proposal, including:
 Concept plans showing a conceptual redevelopment plan for the site (Refer to
Attachment 4).
 Draft Development Control Plan provisions (Refer to Attachment 5).
The Planning Proposal has been referred to Planning and Urban Design as well as Traffic
consultants to assist with assessment. No objections were raised by either to the Planning
Proposal proceeding to Gateway and public exhibition.
The Planning and Urban Design Consultants concluded:
“The proposed controls can deliver an outcome in accordance with the Strategy,
however further design development from the current plans will be required for any
future Development Application at the site.”
The Traffic Consultants advised that additional information is required prior to public
exhibition as contained in the Recommendation above.
Some amendments have been proposed in the Recommendation to ensure the Draft
Development Control Plan provisions are satisfactory for the purposes of public exhibition.
The Development Control Plan provisions are to be the subject of a thorough assessment
ORDINARY COUNCIL MEETING 12 FEBRUARY 2018
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ITEM – 18.1 629-639 Pacific Highway, Chatswood – Planning Proposal
following public exhibition and may be the subject of further amendments. It is also noted
that, where matters are not covered by site specific provisions, the remainder of the
Development Control Plan will apply to the site.
For the purposes of this report and any public notification, Council Officers have prepared:
 Written amendments to Willoughby Local Environmental Plan 2012 (Refer to
Attachment 6).
 Mapping amendments to the Land Zoning, Height of Buildings, Floor Space Ratio
and Special Provisions Area Maps (Refer to Attachment 7).
 Amendments to the proposed Development Control Plan. Provisions.
Although an offer to enter a voluntary planning agreement has been made, detailed
discussions regarding an agreement have not been held with Council. Once such
discussions have occurred, this matter will be separately reported to Council.
5. CONCLUSION
The Planning Proposal is consistent with the strategic objectives of A Plan for Growing
Sydney, the Draft Greater Sydney Plan and the Revised Draft North District Plan, as well as
the Chatswood CBD Planning and Urban Design Strategy.
It is considered that the relevant requirements under Section 55 of the Environmental
Planning and Assessment Act 1979 and the matters identified in the Department of Planning
and Environment’s ‘A Guide to Preparing Planning Proposals’ are adequately addressed and
that the environmental impacts are acceptable for referral to Gateway and further
consideration following public exhibition. This conclusion is subject to additional information
being submitted prior to exhibition to address traffic issues.
It should be noted that following exhibition and further assessment, amendments may be
required to supporting documentation such as the Draft Development Control Plan
provisions provided by the proponent.
Based on the above, it is recommended that Council forward the Planning Proposal to the
Department of Planning and Environment, seeking a Gateway Determination under Section
56 of the Environmental Planning and Assessment Act 1979. It is further recommended that
Council advise the Department of Planning and Environment that the Planning Manager, Mr
Ian Arnott, be nominated as delegate to process and finalise the Planning Proposal.